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TABLE OF CONTENTSPage

INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2The Planning Area.......... . . . . . . . . . . . . . . . . . . . . . . . . . 2Land Use............................................ 4Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . • 4Circulation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6Public Utilities.................................... 7Water Service....................................... 7Sewer Service....................................... 8Flood ControL...................................... 8Protective Services................................. 9Rai 1 Service........................................ 9Irrigation 10

SP ECIF IC PLAN PROPOSALS................................. 11

Obj ective. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11Land Use Element..................................... 13Circulation Element...... . . . . . . . . . . . . . . . . . . . . . . . . . . . 15Public Facilities Element 22Protective Services Element.~ 29Rail Service........................................ 31

CAPITAL IMPROVEMENT PROGRAM.......................•..... 33

PHASING SCHEDULE.........................•.•............ 34

MAPS AND DIAGRAMS<

Loca tion. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3Existing Land Use................................... 5Rezoning. . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . 14Circulation...................................... ... 16Street Design....................................... 17Rail Crossing Design 18Street Lighting..................................... 21Water Service....................................... 23Sewer Service....................................... 25Flood Control....................................... 27Irrigation 28F ire Protection..................................... 30Rail Service........................................ 32

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INTRODUCTION

The Specific Plan for the North Avenue Industrial Triangle wasdeveloped at the direction of the City Council to achieve anumber of objectives. The most important was to program a courseof action whereby the City of Fresno and private industry forces,working jointly, could develop an extensive heavy industrialdistrict with rail access within the city and could avoid or mini­mize the problems inherent in changing a 930-acre area primarilydevoted to agriculture to a smoothly functioning industrial district.By coordinating City and private efforts, the problems of drainage,water supply, sewer service, street widening and improvement, and ex­tension of rail service and other facilities could be resolved moreefficiently. ~

The Industrial Triangle will benefit private industry by offeringan investment opportunity in an industrial subdivision developedaccording to a comprehensive plan which provides fully servicedsites for a community of compatible industry. Convenient andefficient rail and truck access, an available labor market, andan attractive physical environment are additional assets.

The City would benefit from effective utilization of its resourcesresulting in enhancement of the tax base, economy of scale inproviding services, and expanded employment opportunities withinan orderly workable design for urban growth.

Conversion of the North Avenue Industrial Triangle to an industrialdistrict will occur as a series of interrelated events. The firstis the annexation of a significant portion of the district to theCity to permit expenditure of capital improvement funds for theextension of city services to the district. Currently, through aseries of three annexations, an additional 592 acres has been oris in the process of being incorporated into the city. This willplace almost all of the area north of North Avenue within the city.The remaining 300 acres south of this street will be held in re­serve for future expansion as demand warrants. However, throughthis specific plan, the methods of extending city services to futureindustrial developments in that area will have been pre-planned.

Extension of services within the North Avenue Industrial Trianglewill occur in three basic phases. Phase I will achieve the basicextension of water and sewer service within the city limits. Thiswork will be performed by the city. Additionally, in conformancewith its general annexation policy, street lights and fire hydrantswill be installed. Working cooperatively with the Fresno MetropolitanFlood Control District, the City will assist in the provision ofpermanent flood control facilities. Other projects for which theCity may assume financial responsibility will also be performed. Itis contemplated that the majority of Phase I projects will be com­menced or completed in the 1973-74 fiscal year.

The majority of the work to be performed in Phase II will generallybe the responsibility of the private developer. This will dealwith the widening of streets, subdividing, and other private develop­ment. Here again, the City may pe able to assist the privateindustry sector either by the establishment of assessment districtsor minor extensions of public services. During this phase, somestreet rebuilding, installation of traffic signals, and the provisionof additional fire protection will be achieved as demand warrants.

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Phase III will deal with the area south of North Avenue, consist­ing primarily of planning for the installation of necessaryfacilities upon such time as the area is annexed and/or developed.

In order to establish uniform use provisions and property develop­ment standards throughout the North Avenue Industrial Triangle,all properties within the City that are not currently zoned forheavy industrial activity will be rezoned to M-3, heavy industrialdistrict. Rezoning applications necessary for this will beinitiated by the City of Fresno at no cost to the property owner.Those properties which are now in the unincorporated portion ofthe district will be similarly zoned M-3 upon annexation to thecity to maintain the industrial integrity of the district.

BACKGROUND

Many factors led to the recognition of the need for joint publicand private development of the North Avenue Industrial Triangle.The most important factor was that many companies experienceddifficulty in locating their operations in the city of Fresnobecause the city had an inadequate inventory of developed ordevelopable industrial lots to which a full range of public servicescould be provided.

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participation in the creation of this heavy industrial districtrepresents the first venture by the City in overcoming this industrialland deficiency. Precedent for such action was established bythe Fresno Industrial Sites Foundation, which was a non-profitventure of the Chamber of Commerce. Its basic objective was toorganize the development of industrial areas in such a manner thatan industrial prospect could move onto a given property and beginimmediate construction of his plant. Further industrial developmentwas continued on a smaller scale by private developers in unincor­porated areas. While such development provided reasonably goodindustrial sites, there was a general deficiency as to availabilityof larger sized parcels, integrated transportation, and a full range =of public services. Some of this initial development was based ona deferral of improvements and/or a relaxation of standards whichnow result in some problems needing correction.

During 1970, it became apparent that the City of Fresno would haveto participate in the creation of an additional heavy industrialdistrict if the current industrial growth rate was to be continued.Preliminary discussions were undertaken with the Santa Fe Railwayregarding annexation of their lands to the city. Since that initialcontact, all necessary annexations have been processed, and amutually cooperative effort for the planning for, and developingof, this district has commenced. This planning effort includes theassistance of the Chamber of Commerce, the Fresno DevelopmentCorporation, the Fresno Metropolitan Flood Control District, theSanta Fe Railway, and other individual property owners.

Based on this, the Specific Plan for the North Avenue IndustrialTriangle represents a formal declaration of the steps and proceduresthat the City of Fresno and private industry will undertake toachieve full implementation of this joint program.

THE PLANNING AREA

The North Avenue Industrial Triangle is in an advantageous locationin the southerly area of Fresno, approximately 2-1/2 miles fromthe center of downtown Fresno. It is in close proximity to the

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Fresno Metropolitan Area's concentration of heavy industry. Itis in an area designated for heavy industrial development underthe Fresno-Clovis Metropolitan Area General Plan. It is at theconvergence of transportation service, being adjacent to Freeway 99and the scheduled Freeway 41. It receives direct and indirectrail service by intercontinental railroads, and is inter-connectedwith local and regional markets by expressways and arterialsstreets.

The district is close to an extensive labor pool. Land valuesare reasonably low, especially when it is considered that the fullrange of public utilities and services in the form of water,sewers, gas, and electricity are basically provided. Expansion ofthese services to all properties within the district may beaccomplished without undue difficulty, and, to help insure theindustrial viability of the district, it is the city's commitmentto assist in the extension of these basic services, particularlysewer and water.

LAND USE

Because the North Avenue Industrial Triangle is at the beginningstage of its industrial growth, the predominant land use featureof the area is still agricultural production. This is particularlytrue of the industrial reserve area south of North Avenue wherethe larger holdings are located. In the northern portion of thedistrict, a tendency for some agricultural production to beabandoned in favor of vacant holdings is being experienced, indicat­ing that near term conversion to industrial usage would be practicable.

Industrial development is currently concentrated in the northernsection of the district, primarily between Annadale and Jensen Avenue.The concentration of new construction is occurring on the east sideof East Avenue, between this street and Freeway 99. Industrialsubdivision has recently commenced, generally providing smaller sizedlots for users who do not need rail service. This has occurredadjacent to both East and Cherry Avenues.

Residential development within the district follows the ruralpattern, being generally comprised of groups of small parcels locatedin isolated strips along major streets. Overall quality of housingis generally substandard, with the exception of units recently re­located as a by-product of freeway construction. The addition ofthese relocated units to the district's housing inventory is occur­ring primarily along Cherry Avenue in the area held in reserve forfuture industrial expansion.

Residential development in an industrial district represents someproblems to industrial development. The two uses are not compatiblewith each other, and residential parcels are generally too small tobe utilized effectively by heavy industry. As the districtdevelops to industrial uses, it is expected that residential useswill be phased out through the interaction of market demands, andthat the residential building sites of the district will be re­assembled into usable industrial parcels.

ZONING

The area of the North Avenue Industrial Triangle is zoned eitherM-I, light manufacturing district, or M-3, heavy industrial district,excepting for a small area of R-A, single-family residential district,on the north side of North Avenue west of Cherry Avenue. Zoningin the industrial reserve area is divided relatively equally between

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R-A and AE-5, five-acre agricultural district, excepting two M-3parcels adjacent to the North Central Canal.

Ultimately, and in conformance with the General Plan and theSpecific Plan for the North Avenue Industrial Triangle, all 930acres of the district will be rezoned to M-3 to assure that allproperties will have the widest range of industrial uses possibleand that property development standards will be uniform.

This will not correct the residential-industrial incompatibilitymentioned above. However, within the City portion of the district,residential development will become a non-conforming use whichmay legally be continued and maintained, but cannot be expanded.This will place a ceiling upon the level of industrial-residentialconflicts, thereby helping to maintain and protect the industrialenviroment of the district. It should also help accelerate theremoval of residential units through the market demand process.

This condition will not apply to the R-A portion of the reservearea which will temporarily remain under the jurisdiction of FresnoCounty. Here, residential development may continue. Should itbe expanded much beyond its present level, particUlarly alongCherry Avenue, a situation could occur under which a wider distri­bution of residential units could prevent creation of a viableindustrial development in. that area.

CIRCULATION

with the completion of the circulation system designed for thisarea, the North Avenue Industrial Triangle will have the most ex­tensive combination of freeways, arterial streets, and collectorstreets of any industrial district in the Fresno Metropolitan Area.As a result, it will also have the most efficient industrial streetsystem in the Fresno area.

Two freeways will provide regional access for the North AvenueIndustrial Triangle. These are the existing Freeway 99 and Freeway41 which is scheduled for construction sometime after 1977. Thefreeway system will furnish an important secondary benefit in thatthis will be the only industrial district which will enjoy almostcomplete separation or isolation from adjoining incompatible landuse areas because of the buffering effect.

Two arterial streets traverse the North Avenue Industrial Triangle,furnishing access to the freeway system and providing access to thebalance of the metropolitan area. Jensen Avenue is fully developed,with the exception of its median islands.

North Avenue is a fairly well-paved, two-lane street, which ispartially widened in the area of its interchange with Freeway 99.It will Ultimately be completely widened to a four-lane dividedstreet with appropriate median islands within a 106-foot right-of­way. This is provided for by Official Plan Line #62, jointlyadopted by the City and County of Fresno. Tractor trailer movementsshould not be a problem on this street if property frontages arelarge enough and access controls are designed properly. A possibleexception to this may be the residential uses on small lots betweenCherry Avenue and Freeway 41., If these smaller parcels cannot beaggregated into larger industrial lots upon expiration of theresidential use, suitable access may not be capable of being de­signed for that area.

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Three collector streets providein the district. Orange Avenuepavement in moderate condition.

for the basic north-south movementsis a narrow two-lane road withOfficial Plan Line #72 provides

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for the widening of this street. It will be necessary to analyzethe expected future truck movements on this street to ascertainthe validity of the presently called for 84-foot right-of-way.Should that be excessive, the Official Plan Line would be redesigned.East and Cherry Avenues are two-lane streets having pavement infair-to-good condition. These streets are currently experiencingpiecemeal widening as individual abutting properties are developed.These streets will Ultimately have undivided four-lane roadwayswithin 84-foot rights-of-way.

All other streets, except for the private cul-de-sac westward fromEast Avenue on the Dorothy Avenue alignment, will be local streetswith 48 feet of paving within a 64-foot right-of-way. AnnadaleAvenue, which is in poor condition, will be severed by Freeway 41.Recently installed cul-de-sac streets have been developed toindustrial standards. These are Commerce Avenue, Annadale Avenueeast of East Avenue, and Date Avenue. Dorothy Avenue is an incom­pleted street which should be terminated in a cul-de-sac. Futurelocal streets will be developed as an option of subdivision.

Upon completion of annexation, the basic street lighting systemwill be installed by the City. Upon subdivision, or developmentof individual properties, the balance of the system will beinstalled by developers. As traffic demands warrant, the majorintersections will receive traffic signals.

~idewalks have been developed only spasmodically within the district.'Present development standards require sidewalks on arterial and

collector streets. In view of the fact that no heavy pedestrianmovements are expected within the district, the minimum sidewalkwidth consonant with state standards will be permitted.

PUBLIC UTILITIES

The North Avenue Industrial Triangle is very well served by a basicnetwork of public utilities, particularly in the northern portionof the district. Primary electrical service is 12,000 volts whichis extended along all streets in the district. Gas distributionoccurs in 12-inch and 16-inch transmission lines throughout thedistrict, with local service being performed by two-inch and four­inch high pressure distribution lines.

WATER SERVICE

Distribution of water service within the district is based upon aprimary network of 10-inch and 12-inch mains and local distributionupon a secondary network of eight-inch lines. Only the northernportion of the district is currently served, with primary distri­bution having been extended on Cherry Avenue to Date Avenue, andon East Avenue to Commerce Avenue. Newly developed subdivisionshave been provided with water. Existing mains will be extended toNorth Avenue where they will be interconnected.with existing waterservice outside the district at Elm Avenue.

It is contemplated that as many as four pump stations may berequired in the area if heavy water-using industries locate in thedistrict. It is premature to specify the exact number of pumpstations that should be installed, but no matter what the ultimatedemand for water will be, an adequate volume of water for all purposescan be made progressively available.

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SEWER SERVICE

The North Avenue Industrial Triangle is very well provided withsewer service with most of the industrial facilities beingadjacent to, or connected to, existing sewer lines. The area istraversed by trunk lines serving other portions of the metropolitanarea, with Jensen Avenue having a 48-inch line, North Avenue a60-inch line, and Cherry Avenue a 36-inch line. Sewer lines onall north-south streets are capable of providing immediate serviceto abutting properties.

For the area north of North Avenue, only three sewer lines willneed to be installed to provide service to all street frontages.These will be either eight-inch or ten-inch lines on Dorothy,Annadale, and North Avenues. The industrial reserve area southof North Avenue will Ultimately be sewered by lines of appropriatesize as development requires. To accommodate certain specialdevelopments, it can be foreseen that publicly maintained sewerlines will have to be placed within easements. This will be per­missible, but will require installation of cast-iron pipe ratherthan the conventional vitrified clay or transite pipes normallyallowed.

FLOOD CONTROL

The North Avenue Industrial Triangle has not reached the level ofdevelopment sufficient to cause serious drainage problems. Topog­raphy is almost flat with a slight slope and with the generalelevation dropping about five feet per mile. A moderate amount ofland filling will be needed in some areas, and a flood controlprogram will be necessary as drainage and runoff characteristicsare modified through the construction of buildings and paving ofparking facilities.

The area encompasses parts of three drainage districts. The areawest of Cherry Avenue is in District KK. Storm waters will becontrolled by surface flow, with ultimate pickup at AnnadaleAvenue for delivery to a drainage basin west of Freeway 41. Thedrainage divide east of Cherry Avenue is the Ward Ditch, whichseparates District LL on the north from District AW on the south.District LL will be served by a drainage basin centrally locatednorth of Annadale Avenue, while District AW will be served by twosmaller basins south of North Avenue.

Flood control wi'll be managed by the Fresno Metropolitan FloodControl District. The City of Fresno will participate in theinstallation of the District LL drainage basin, the initial facilityto be installed in the North Avenue Industrial Triangle. However,as an interim measure, flood control may have to be handled on atemporary basis for each lot developed until the proposed drainagebasins are put into operation. It is recognized that the develop­ment of temporary on-site drainage facilities by the developerrepresents a double payment for flood control service, a conditionthat the City and flood control district is attempting to prevent.

While the flood control district and the City will begin theinitial phase of the drainage system detailed in the Flood ControlElement, the development of 'a complete drainage system will befinanced by drainage fees paid by developers at the time buildingpermits are issued, allowing installation of facilities as industrialdevelopment occurs.

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PROTECTIVE SERVICES

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Two levels of protective services, police protection and firesuppression, are provided in the North Avenue Industrial Triangle.In the unincorporated area, police protection is provided by theSheriff's Office and fire suppression is provided by the Mid­Valley Fire Department. Within the City portion of the area, theseservices are provided by the City's Police Department and theFire Department.

Properties within the City receive a full range of police service,including regular mobile patrol. This higher level of protectiveservice will be immediately provided to additional propertieswithin the district upon completion of their annexation to theCity.

Upon annexation, the City's urban level of fire protective serviceswill be substituted for the rural fire service currently providedfor unincorporated areas. In most instances, especially wherecity water and fire hydrants are provided, the rural Class 8 insur­ance rating may be reduced to the City's Class 2 insurance rating.An exception to this would be for fire exposures located more than300 feet from a City fire hydrant, or more than 300 feet from thefront property line. In these cases, a Class 9 insurance ratingwould occur. In the case of industrial development of the deeperparcels, a Class 2 insurance rating is achievable through theprivate extension of on-site water lines and the provision of suit­able fire hydrants. To help the industrialist to achieve evenlower insurance premiums, the North Avenue Industrial Trianglecould be designated a sprinklerized district in which all fireexposures would be protected by sprinkler systems installed throughjoint public and private funding.

Regarding the availability of hydrants within 300 feet of theproperty to be served, as water mains are extended, fire hydrantrisers will be installed at appropriate intervals to permit installa­tion of the hydrant as new industrial facilities are constructed.

At the present time, City fire suppression will occur from thestation located at Church and Holly Avenues. To improve fire pro­tection capabilities for both the North Avenue Industrial Triangleand West Fresno, the Church Avenue station will be relocated toa site On Cherry Avenue south of Jensen Avenue.

RAIL SERVICE

The middle portion of the North Avenue Industrial Triangle receivesrail service via a Santa Fe Railway lead track. Potentially, morethan half of the undeveloped land in the district is capable ofreceiving this service. To achieve this, the lead track would haveto be extended in a loop crossing North Avenue and leaving thedistrict at its southeast corner to interconnect with the main lineeast of Cedar Avenue. There is only one grade crossing on EastAvenue at the present time. To achieve a full level of rail servicein the district, it will be necessary to develop additional gradecrossings on Cherry, North, East, and Orange Avenues within thedistrict, and Cedar Avenue outside the district.

The extension of the lead track with full protection, includingstreet lights and gates, wilr be the sole responsibility of theSanta Fe Railway because of the private ownership aspects of thedevelopment. However, as rail service is a prime prerequisite tothe success of a heavy industrial district, the City of Fresno willassist wherever possible in this extension.

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IRRIGATION

Irrigation water for agricultural production is provided bytwo facilities--the North Central Canal and the Ward Ditch. TheNorth Central Canal distributes water on an areawide basis, andwill have to remain as a permanent facility. The Ward Ditch shouldbe considered as a short-lived facility that should either bephased out or replaced. This constitutes a major problem withinthe district.

A basic objective of establishing an industrial district would bethe conversion of agricultural lands to industrial uses, butwhile this is occurring, the legal commitment to continue irrigationwater service must be met. The subdivision or development of theland adjacent to the Ward Ditch will require that the ditch bepipelined. This is illogical in that an expensive, permanentalternative will have to be developed to serve a temporary use.

The situation concerning the ditch is that two properties, totalingapproximately 60 acres, are located on the west side of Freeway 41,outside the North Avenue Industrial Triangle. They have waterrights which will remain in effect until the freeway is constructed.Two properties between Cherry Avenue and the freeway utilize water,and one property on the west side of East Avenue does the same.These properties have the right to receive water until the agricul­tural use is voluntarily abandoned, or until such time as analternate solution is agreed upon. Achievement of a solution willrequire cooperation between the public and private parties affectedby this problem. Potential alternatives range from the outrightacquisition of these properties by a public agency, the purchaseof agricultural or irrigation rights from the property owners, tothe development of an alternative water supply.

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IIIIIIIIIIIIIIIIIIIIIII

-11-

SPECIFIC PLAN PROPOSALS

OBJECTIVE

Implementation of this Specific Plan will help achieve the objectiveof causing industrial expansion with the City of Fresno in confor­mance with the goals and pOlicies of the Fresno-Clovis MetropolitanArea General Plan and with those of the Interim Policy Plan. Withinthe context that the North Avenue Industrial Triangle is only apart of the Fresno-Clovis Metropolitan Area, conformance of thisspecific plan with the City's goals and policies will occur in thefollowing respects:

General Plan Goals:

To achieve orderly development of the Metropolitan Areaby providing a workable design for urban growth;

To develop a well-balanced land use pattern to meet theneeds of all residents of the Metropolitan Area and tostrengthen the local economy.

General Plan Policy:

As shown on the General Plan map, to foster industrialdevelopment in the South Fresno Community of the MetropolitanArea. (However, it should be noted that as a result of themodification of planning community boundaries, the NorthAvenue Industrial Triangle has become a part of the WestFresno Community.)

Interim Policy Plan - General Goal:

To achieve orderly development in the Metropolitan Area byproviding a workable design for urban growth;

To secure a well-ordered, healthy, economic 3evelopmentand equal employment opportunities for all residents.

Interim Policy Plan - Urban Growth and Development Goal:

To promote development and redevelopment within areas alreadyadequately serviced by municipal utilities and protectiveservices.

Interim Policy Plan - Urban Growth and Development Policy:

To encourage development within the present corporate limitsof the city.

a. Supply levels of municipal services sufficientlyhigh to encourage and retain development withinthe present corporate limits of the city.

b. Develop industrial park sites and promote theiroccupancy through a City Industrial DevelopmentCommittee.

c. Utilize metropolitan, community, and specific plansas the basis for zoning decisions in order that theCounty Tax Assessor may rely upon the adopted plansas the basis for determining fair market value.

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I-12-

II Interim Policy Plan - Economic Goal:

I To increase the real income and the real wealth benefit fromthe economy for all residents of the City of Fresno.

IInterim Policy Plan - Economic Policies:

To promote the creation of more jobs in Fresno;

III

To upgrade the quality of employment opportunities in Fresno;

To promote a broader range of economic activities and jobsin Fresno;

To promote expansion of existing business and industry inFresno~

To advance the career skills of the labor force in Fresno;

I To promote a more optimal and equitable distribution ofdevelopment in Fresno;

II

To expand the tax base of the City of Fresno;

To pursue a program of well-planned and administrated industrialpark development in Fresno by developing a specific detailedplan for industrial park development;

II

Interim Policy Plan - Land Use Goal:

To promote a pattern of industrial development in the Fresno­Clovis Metropolitan Area which will meet the economic needsof both the individual and community in a complementary relation­ship with the total range of urban land uses.

Interim Policy Plan - Land Use Policies:

To promote planned industrial development so as to reduceland use conflict with neighboring activities;

To promote planned industrial development, to promote economyin the provision of local services, and maximize the attractive­ness of local industrial sites.

c. Application of design principles should be requiredat the fringe of industrial areas to reduce potentialconflict with adjoining areas.

Prime industrial areas should be provided withadequate area for expanslon which is protected fromencroachment by conflicting uses;

Conflicting commercial and residential land usesshould be eliminated in industrial areas;

b.

a.

II

II

II

III

a.

b.

Industry should be, located only in areas which canbe efficiently served by public services and utilitiesas determined in the Urban Growth and DevelopmentElement.

Industrial concentrations should be located only inareas wh,ich can be efficiently served by metropolitanand regional transportation facilities.

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The effect of not rezoning all properties would be the retentionof dissimilar use provisions within the district and perpetuationof residential uses within an industrial complex, both of whichwould be detrimental to the industrial environment. Perpetuatingthe residential patterns is not an adequate alternative in that

Adoption of M-3 zoning will not remove the residential-industrialland use conflicts within the district. However, such rezoningwill place a ceiling on the amount of this conflict, and will offeran eventual economic incentive for the reassembly of residentialsites into industrial parcels,

The effects of this rezoning program will be as follows. The usespermitted and the property development standards will becomeuniform. Those heavy industrial uses, permitted under the con­ditional use permit process, could be located in the area, but underreasonable controls which would protect the environment againstthe impacts of smoke, odor, dust, or visual appearance. Heightlimitations would be removed, which represents neither an advantagenor disadvantage in that few new industrial facilities exceed atwo-story height.

LAND USE ELEMENT

-13-

c. Industrial land uses should be clustered withreference to their common needs and compatibilityin order to maximize the operational efficiencyof similar activities.

To develop a transportation system as broadly based aspossible, to maintain and enhance Fresno's regional economicposition, so as to assure that all components of a transporta­tion system may be inter-related with public and privatecommercial and industrial expansion programs and redevelopmentprograms.

Interim Policy Plan - Transportation and Circulation Policy:

with the adoption of the Fresno-Clovis Metropolitan Area GeneralPlan on July 17, 1958, the Fresno City council signified thatheavy industrial development would be the most appropriate landuse for the North Avenue Industrial Triangle. The area north ofNorth Avenue was designated as lands susceptible to industrialdevelopment within the planning period of that General Plan. Thearea south of North Avenue was designated as an industrial reservearea. With the amendment of the General Plan on August 27, 1964,the City Council.designated.the entire North Avenue Industrial:I'..f--i9ngle,.~,,,.-i3.<;'l1eavyIndustriaTldistrict. The implication of theseactions'ls that they establish a planning history in excess of15 years, during which it has been contemplated that this areawould be developed to heavy industrial uses.

The statement of purpose of the M-3 district states, "The M-3,heavy industrial district, is intended to provide for the establish­ment of industrial uses essential to the development of a balancedeconomic base." In keeping with the purpose of the General Plan,the Specific Plan for the North Avenue Industrial Triangle has asits basic objective the creation of a completely serviced, self-contained industrial district permitting the fUl~~st~ran~e~o~f _

\ indc:stEial activity. ,'"'Tt- accompllsh TIllS ,'all Iands within the "I /,=,i ty portiori'oCthe' district not presently zoned M-3 will be rezoned}

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IIIIIIIIII111"'r

IIIIIIIIIIIII

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IIIIIIIIIIIIIIIIIIIIIII

-15-

it would constrain the city's capability of developing an industrialstreet system, particularly on North Avenue where this streetinterchanges with Freeway 41.

Land Use Phasing:

Phase I

Upon adoption of the ordinance approving the SpecificPlan for the North Avenue Industrial Triangle, andunder City Council initiation, rezone those propertiesthat are within the City of Fresno and zoned otherthan M-3 to M-3.

Phase III

Upon annexation of properties within the North AvenueIndustrial Triangle which are currently within theunincorporated area of the district, rezone thoseproperties zoned other than M-3 to M-3.

CIRCULATION ELEMENT

The circulation pattern and the functional classification ofstreets in the North Avenue Industrial Triangle has been predeter­mined by the Circulation Element of the Fresno-Clovis MetropolitanArea General Plan. This was to provide an industrial street systemcapable of supporting the heavy industrial activity expected andplanned for in this district. Due to the need for constructingstreets which can handle the movement of tractor trailers and otherheavy equipment, it is offered that there are no practical alterna­tives to the construction of this street system.

Freeways

Construction of Freeway 41 will be undertaken as a function of theCalifornia State Department of Transportation. The responsibilityimposed upon the City of Fresno and the County of Fresno in thisproject will be the preparation of North Avenue to accept trafficmovements to and from the freeway. Increased traffic movements onNorth Avenue to the freeway interchange will be generated asindustrialization of the North Avenue Industrial Triangle continues.This will cause adverse impacts upon the residential areas locatedbetween Cherry Avenue and the freeway. This cannot be avoided ifthe goal of industrialization of the North Avenue IndustrialTriangle is to be achieved.

Arterial Streets

The two arterial streets traversing the North Avenue IndustrialTriangle are Jensen and North Avenues. Jensen Avenue has beencompleted with the exception of constructing its median islands.This delay reflected the concerns of the property owners on thesouth side of this street that heavy trucks would not have adequateaccess to their businesses. To remove this conflict, the specificplan proposes the construction of an access road extending fromCherry Avenue to the rear of these properties, and then extendingnorthward to Jensen Avenue. 'As was originally proposed, develop­ment of this access road would be by assessment district.

The need for constructing this access road is variable, dependingupon the value judgments employed. Should the property owners

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-19-

affected by the proposed assessment district determine that theaccess road was not in their best interests, it would not beconstructed. However, such a decision would not remove the needfor developing the Jensen Avenue median islands. As trafficvolume increases, this street will have a potentially dangerousmixture of fast-moving, light vehicles and slow-moving, heavyvehicles. Should the necessary median islands impede the turningmovements of heavy trucks, the truckers would then adopt alternativetravel patterns to facilitate their mobility. An alternative routing,for example, would be a movement off of Freeway 99 which wouldresult in northbound travel on Cherry Avenue, leading to a rightturn movement onto Jensen Avenue for access to those properties.

North Avenue is protected by Official Plan Line #62, Which providesfor constructing this street as a divided four-lane road withina I06-foot right-of-way. It will be extremely important to boththe abutting property owners and the City that the efficiency ofeither the future industrial activity or of the use of this roadwayshould not be impaired by improperly designed accessways.

To help achieve the greatest safety possible, two requirements ofthis specific plan will deal with access control. It will berequired that the City Traffic Engineer review and approve theaccess proposals for properties abutting North Avenue within theCity portion of the North Avenue Industrial Triangle as a conditionof issuing building permits. It will also be required that alltruck movements into loading facilities occur on the property beingserved and that accessways and loading facilities be designed sothat trucks may enter and leave properties with a forward movementonly.

Collector Streets

The street standards of the Circulation Element of the Fresno-ClovisMetropolitan Area General Plan will control the development ofcollector streets. Unless a different street width is determinedto be either feasible or necessary, and determined by an analysisof the projected type and volume of traffic movements, the require­ment for a 68-foot, undivided, four-lane road within an 84-footright-of-way will prevail. This will be accomplished by a uniform12-foot dedication on each side of East and Cherry Avenues. Toaccommodate the anticipated high volume of heavy truck movements,a curb return of 50-feet will also be required at major intersections.

Conditions on Orange Avenue differ somewhat in that the right-of-way is protected by Official Plan Line #72, which calls for avariable dedication. It is felt that the required 84-foot right­of-way is excessive and that it could be reduced to the 64-foot localcollector status. Consequently, it is the recommendation of thisspecific plan that the official plan line be reanalyzed to determineif such a reduction can be made.

To provide greater safety of movement, the street standard atrailroad grade crossings should be increased to provide sufficientspace for installing crossing gate equipment. As shown in theStreet Standards diagram, it is recommended that the collectorstreet standard be increased to 92 feet at the point the trackcrosses the roadway.

Local Streets

The standard for a local street is a 48-foot road within a 64-footright-of-way. To allow truck turning movements within a cul-de-sac

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-20-

bulb terminating a local street, the bulb should have radii of65 feet for the road and 73 feet for the right-of-way.

Conventionally, the precise locations for local streets are specifiedin the Circulation Element of a specific plan. The lack of localstreet coverage is intentional in this specific plan to permitthe widest reasonable latitude in designing industrial subdivisionsin the North Avenue Industrial Triangle. To eliminate possibilitiesof creating landlocked parcels or lots with inadequate streetaccess, the City staff will assist property owners and industrialdevelopers in designing street networks needed for development ofindustrial lots.

Circulation Equipment

The installation of street lights, traffic signals, street namesigns, and other street furniture will be accomplished in accordancewith city standards, and conforming to city codes and regulations.

Sidewalks will be required on arterial and collector streets, butnot on local streets. They would not be required on Orange Avenueif the official plan line requirements are reduced to a 64-footright-of-way. It is the recommendation of this specific plan thata four-foot sidewalk area be constructed adjacent to the curb toprovide an unobstructed 4-1/2 foot overall width within the eight­foot sidewalk area. To achieve this, utilities and street furnitureshould be placed in the area behind the sidewalk wherever possible.The 3-1/2 foot utility strip should be kept clear and retained forlandscaping. It could not be utilized with asphaltic paving forparking or other on-site uses.

Circulation Phasing:

Phase I

Establish procedures for City Traffic Engineer reviewof access control for North Avenue. Conduct analysisof Orange Avenue Official Plan Line (OPL #72) and preparenew plan lines if warranted. Install street lights atexisting intersections and at existing industrial develop­ments. Implement revised street standards adopted inthe Specific Plan.

Phase II

Construct the Jensen Avenue median islands. Upon approvalof the necessary assessment district, construct theJensen Avenue access road. Through a combined publicand private program, widen Orange, East, and Cherry Avenues.Through private subdivision, open new local streets.Expand the street lighting system as industrial develop-ment progresses. Install traffic signals as demand warrants.Install sidewalks on those arterial and collector streetswhere this facility is required.

Phase III

Construct Freeway 41. Widen North Avenue. Improve Orange,East, and Cherry Aven~es and Parkway Drive south ofNorth Avenue. Install street lights upon annexation ofproperties south of North Avenue.

- - - - - - - - - - - - - - - - - - .. .. .. -

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TRIANGLE

PLAN

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IIIIIIIIIIIIIIIIIIIIIII

-22-

PUBLIC FACILITIES ELEMENT

The requirements for public facilities became generally definedwhen the General Plan originally designated the North AvenueIndustrial Triangle as a heavy industrial district. It followsthat the district should have an adequate public water supplywhich would permit the processing of raw materials, meet publichealth requirements, and provide adequate fire protection potentials.Public sewer service is a mandatory requirement to assure collectionand adequate treatment of liquid industrial wastes. Because ofthe serious potential industrial districts for a conflagrationof major magnitude, a high level of fire protective service isessential. Relative to Fresno's flat terrain, the need for appro­priately located and sized flood control facilities is a necessaryundertaking, and, within legal and economic possibilities, theproblems associated with the distribution of irrigation watershould be addressed.

In general terms, the usage of the services enumerated above wouldbe more intense in an industrial district than in other districts.In order to develop the self-contained industrial district proposedin this ipecific plan, there would be no practical alternativesto providing the levels of service recommended below. Of all theservices recommended, the two most urgently needed are water andsewers. These also represent the facilities which the City canprovide most readily, in terms of both immediacy of installationand contributions of developmental front money.

Water Service

The ultimate level of water consumption in the North Avenue IndustrialTriangle will not be known until the district is substantiallydeveloped to industrial use. No matter what this demand level willbe, an adequate volume of water for all purposes can be made pro­gressively available. In order to assure this, it is contemplatedthat as many as four pump stations may have to be acquired anddeveloped if a large number of high water-demand industries locatein the district.

At this early stage of development, only generalized statementscan be made concerning water quality control conditions. The loca­tion of high intensity industrial development in the North AvenueIndustrial Triangle should not affect the quality of water in theunderground water supply because industrial liquid waste waterwill not be recirculated through the underground reservoir. Potentialdrawdown of the water table cannot be predicted at this time. Thereis a potential that the drawdown may be minimal by virtue of thefact that this district is at a lower elevation than most of thecity of Fresno, which would cause it to receive a portion of itswater supply by hydrostatic pressure through the city's inter­connected water distribution system.

As a general statement of present conditions, water service isnot yet provided south of Annadale Avenue. Under the recommendationsof this specific plan, water service will be extended in threebasic phases, as follows:

Phase I

Existing service on Cherry and East Avenues will beextended to North Avenue. Service on North Avenue willbe extended from Elm Avenue, westerly of the district tointerconnect the Cherry and East Avenue water lines withthe balance of the city's water system.

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-24-

Phase II

Through a combination of private extensions, as propertiesare developed, and future extensions by the city, waterservice will be provided on Annadale and Dorothy Avenues.Extension of service on North Avenue will occur as demandrequires, or when service to Orange Avenue becomes necessary.Install city water pump stations as needed.

Phase III

For the industrial reserve area south of North Avenue,service extension would not be contemplated until suchtime as the area is either annexed to the city or specialwater demand conditions require it. In order to provideeffective water service to this area, extensions southwardalong Parkway Drive, Orange, East, and Cherry Avenues willhave to be interconnected by a water main placed adjacentto the North Central Canal.

A secondary, but equally important function of the water distributionsystem is the provision of standby water for firefighting. Seventeenfire hydrants were recently installed in the northern portion ofthe district which was just annexed to the city, in conformancewith city policy. As the Phase I water main extension occurs, firehydrant risers will also be installed so that any industrial develop­ment adjacent to these mains can receive immediate installation ofone or more fire hydrants.

Sewer Service

The basic sewer network for the North Avenue Industrial Triangleis already installed, permitting immediate connection for thegreater portion of the properties located north of North Avenue.Under the recommendations of this specific plan sewer service willbe extended in three basic phases, as follows:

Phase I

Annadale Avenue will receive 8-inch service westwardfrom Cherry Avenue to the east boundary of the Freeway 41alignment. Ten-inch service will be extended from CherryAvenue to East Avenue for the remaining portion of thisstreet.

Phase II

Combined public and private extensions will achieve S-inchservice on Dorothy Avenue and the remaining portion ofOrange Avenue not presently sewered.

Phase III

A IO-inch sewer will be placed parallel to the 60-inchsewer trunk line on North Avenue between Cherry Avenueand Freeway 41 to serve the residential pocket in thisarea. Such service will be to eliminate potential damageto the trunkline from placing too many small connectionswithin a short dista~ce. Cherry, East, and Orange Avenues,and Parkview Drive in the industrial reserve area wouldreceive combinations of lO-inch and 8-inch service atsuch time as the area is either annexed to the city orspecial sewer service demand conditions require it.

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SPECIFIC PLANFOR THE

NORTH AVENUEINDUSTRIAL TRIANGLE

------------•

-26-

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There are no practical alternatives to the installation of thisproposed sewer system. The collection of liquid industrial wastesis imperative to prevent possible contamination of the undergroundwater supply. Such collection will require that these wastes aretransported to the city's sewer treatment plant for processing.At this early stage of development, it cannot be ascertained whateffects the industrialization of the North Avenue IndustrialTriangle will have upon the operation of that treatment plant.

Increasingly, the federal and state governments are issuing regula­tions requiring local sewer agencies and other liquid waste dis­chargers to meet discharge controls; any industry which will produceliquid waste of unusual character may be subject to one or morecontrols, which would be uniform throughout the Fresno Metropolitansystem. The Fresno City Public Works Department will furnishthe industrial developer with all essential information in thisregard. '

•••III

Flood Control

The basic engineering of the proposed flood control facilitieshas been completed. Barring minor changes which would occur be­cause of regrading some of the larger, centrally located properties,the recently designed flood control requirements will remain firm.The generally flat terrain and proposed land use of the districtdictates that there are no alternatives to providing the level offlood control service recommended. Until such time as the phasingschedule recommended below can be completed, it should also beborne in mind that some properties might have to furnish temporaryon-site drainage facilities.

Phase I

Acquire Drainage Basin LL and perform preliminary workpreparatory to installation of drain lines and excavation.

Phase II

III

Excavation of Drainage Basin LL and installation of stormdrain lines throughout District LL. Installation ofcurbs and gutters on west side of Cherry Avenue to facilitatesurface drainage flow for District KK. Installation ofstorm drain line on Annadale Avenue to be coordinatedwith development of Drainage Basin KK, west of the NorthAvenue Industrial Triangle. On an interim basis, whereneeded, provide temporary on-site drainage facilities wheredevelopment occurs prior to extension of flood controlstorm drain lines.

II

Phase III

Acquire and excavate Drainage Basins AW-l and AW-2, andinstall storm drain lines. Eliminate temporary on-sitedrainage facilities in Districts KK, LL, and AW.

•I

••

Irrigation

Delivery of irrigation water,' via the Ward Ditch, must be maintaineduntil such time as the agricultural lands receiving this servicediscontinue their agricultural use. In order to subdivide thoseproperties most susceptible to short-term industrial development,the developers must bear the expense of pipelining this ditch toassure continued delivery of this water. This represents theconstruction of an expensive, permanent facility to serve a usewhich will Ultimately be phased out. In this situation, there

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STORM DRAINS

DRAINAGE BOUNDARY

FMFCD BOUNDARY

-

LEGEND

_..-.-.......

--

FLOOD

SPECIFIC

FOR

-

300' 600'°

PLAN

THE

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, III11 JE. ANNADALE AVE.: !i~; ":.:: I'

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OPEN DITCH

SERVICE AREABOUNDARY

PIPELINE

-

Names indlcole theownershIp of lhoseproperties pruenllyon water service 0

Word Dlleh •

.. Asterl.k. indicatefhose properties"Mell will require (I

QllernClle wolerservice.

LEGEND

NOTE:

.......

-

IRRIGATION

-SPECIFIC

FOR

-

600'300'

-PLAN

THE

NORTH AVENUEINDUSTRIAL RIANGLE

-..E. JENSEN AVE.

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LAND IMPRovEMWT CO.

..

NORTH CENTIl.AL CANAL

--=-,J -PROJECT ~:..-...J BOUNDARY

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-29-

IIIIIIIIIIIIIIIIIIIII

•

is an opportunity for the developers to participate with thecity in a joint solution on a cost sharing basis which will serveboth public and private interests. Towards this, two alternativesolutions are recommended, either of which could be applied.

Phase I

Alternative A

Through a mutual funding program, construct a city waterpumping station which, as a secondary function to provid­ing water service to the district, will provide deliveryof irrigation water at the presently scheduled deliveryrate allowed irrigation uses.

Alternative B

Through a mutually funded program construct wells on theaffected agricultural properties which will provideequal water deliveries in exchange for discontinuance ofWard Ditch service.

PROTECTION SERVICES ELEMENT

Part of the recommendations covered in the protective serviceselement deal with the installation of physical facilities and withthose services the city can make available to the industrialiston an optional basis.

Fire Protection

It is recommended in this specific plan, in conformancewith the Planned Variations Neighborhood 1, West FresnoPreliminary Plan, that the Church Avenue fire stationbe relocated to a site on Cherry Avenue, somewhat morethan 300 feet south of the intersection of Jensen andCherry Avenues. The station should be designed to holdtwo fire companies to permit expansion of fire protectionservices when industrial growth in the North AvenueIndustrial Triangle warrants it.

In conformance with the proposals being formulated bythe Fire Control Systems Task Force appointed by the Mayor,it is recommended that the North Avenue Industrial Tri­angle be designated as a sprinkler district in which allbuildings, permanent structures, and fire hazardousopen air storage will ultimately be equipped with auto­matic sprinkler systems. until such a program was adoptedon a citywide basis, this would be a voluntary programin which the city staff would analyze existing facilitiesor building plans for new facilities to assist thedeveloper with the installation of such a system. Thebenefits which would result from this would be a substantialsavings in insurance premiums for the industrialist andthe development of a higher level of fire protectiveservice at reduced costs for the City of Fresno.

Phase I

Acquire the Church Avenue replacement station site.

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---

E. NORTH AVE.

EXISTING FIRE HyDRANTS

FIRE HYDRANTS TO BEINSTALLED

RELOCATION AREA - CHURCHAVENUE FIRE STATION

-

o

--

~~=--..:P=---.:R~O~T~ECTIONFIRE

-

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SPECIFIC PLANFOR THE

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•IIIIII

•IIIIII

•II

••IIII

-31-

Phase II

Construct the replacement station site and initiallyoperate the station with the existing manpower andequipment from the Church Avenue station. Instituteon a voluntary basis the designation of the NorthAvenue Industrial Triangle as a sprinkler district.When industrial demand warrants, equip and man asecond company at the Cherry Avenue Station.

Police Protection

The full range of police services will be made availablein a conventional manner immediately as lands are annexedto the City of Fresno. Additionally, it is a recommendationof this specific plan that the North Avenue IndustrialTriangle be designated as a police protective district, withparticipation by property owners and industrial developersto be on a voluntary basis. Under this designation, theowners of existing facili·ties may have their propertiesexamined by police personnel to learn what methods orprocedures should be followed to make their propertiessafer from vandalism and burglary attempts. The same servicemay be obtained at the time the industrial developer submitshis building plans for staff review.

Phase II

Institute on a voluntary basis the designation ofthe North Avenue Industrial Triangle as a policeprotective district.

RAIL SERVICE

A basic objective of this specific plan is to assure the highestlevel of transportation service possible within the district. Toaccomplish this, the City of Fresno will assist the Santa Fe Railwayin extending its lead track throughout the district, but with thestipulation that the extension of this private facility is to be atthe expense and scheduling of the railroad.

The primary concern of this specific plan is directed to the crossingof North Avenue by the lead track. Because of the potential trafficflows on this street, only one grade crossing on North Avenue canbe permitted within the North Avenue Industrial Triangle. However,a number of equally good one-eighth mile crossing points existwithin the district. For the purpose of representing this crossingon the specific plan map, the location adjoining the property ownedby the Santa Fe Railway is shown, but with the understanding thatthose locations designated by an asterisk would be allowed as sub­stitutes.

The one-eighth mile crossing points, as a general rule, will alsobe required on the collector streets. The location of the leadtrack in the industrial reserve area south of North Avenue repre­sents a schematic location only. The basic purpose is to indicateapproximately how the lead track loop may be interconnected with theSanta Fe Railway mainline east of Cedar Avenue. When the finaldesign of this lead track is being determined, the Santa Fe Railwayand affected governmental agencies will have to collaborate ex­tensively in determining the precise crossing points.

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SERVICE

LEGEND

RAIL

u

SPECIFIC PLANFOR THE

NORTH AVENUEINDUSTRIAL TRIANGLE

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,-----------------------

$488,200 $298,850. ,

PHASE I: CAPITAL IMPROVEMENT PROGRAMNORTH AVENUE INDUSTRIAL TRIANGLE

FLOOD CONTROL - DISTRICT LL DRAINAGE BASIN

Acquire 18-acre site and install minor piping on Annadale and East Avenues.

WATER SERVICE

Extension of existing service on Cherry and East Avenues to North Avenue;interconnection of North Avenue service with Elm Avenue; installation of36 fire_hydrant risers less hydrants.

SEWER SERVICE

Installation of sewers on Annadale Avenue, from East Avenue to east boundaryof Freeway 41.

STREET LIGHTING

Install street lights on south side of Jensen Avenue, and underground exist­ing electrical service.

Balance of existing developed area to be covered by P.G. & E. installation atno installation charge.

FIRE PROTECTIVE SERVICE

Acquire fire station replacement site for Church Avenue Station.

IRRIGATION SERVICE

Correct problem of Ward Ditch through substitution of alternate irrigationwater supply through jointly funded program.

PROJECTCOST

$175,000

131,200

45,000

45,000

40,000

52,000

REIMBURS­. ABLES

$122,250

65,600

45,000

-0-

40,000

26,000

ULTIMATENET COST

$ 52,750

65,600

-0-

45,000

-0-

26,000

$189,350

IwwI

-34-

PHASING SCHEDULE

,II

I

PHASE I: PUBLIC EFFORT

IIIIIIIIIIIIIIIIIIII

Phase I deals with the public expenditures the City of Fresno andthe Fresno Metropolitan Flood Control District will make to installpublic facilities and to provide public services within the NorthAvenue Industrial Triangle.

Land Use Element

- Rezone those properties within the City of Fresno zoned otherthan M-3 to M-3, by City-initiated applications.

Circulation Element

Establish procedures for City Traffic Engineer review ofaccess development for North Avenue.

- Conduct analysis of Orange Avenue Official Plan Line (OPL #72)and prepare new plan lines if warranted.

- Install street lights at existing intersections and at existingindustrial developments.

Implement revised street standards adopted in the Specific Plan.

Public Facilities Element

Water Service

- Extend existing service on Cherry Avenue to North Avenue.

Extend existing service on East Avenue to North Avenue.

- Extend service on North Avenue to interconnect the Cherryand East Avenues water lines with the balance of the city'swater system at Elm Avenue.

Sewer Service

- Install sewer on Annadale Avenue between East Avenue and theFreeway 41 alignment.

Flood Control

- Acquire Drainage Basin LL.

- Perform preliminary work preparatory to installation ofmajor drain lines and excavation.

Irrigation

- Alternative A

Construct a city water pumping station to provide, as asecondary function, substitute irrigation water at presentdelivery schedules.

- Alternative B

Construct wells on affected agricultural properties Inexchange for discontinuance of Ward Ditch service.

Protective Services Element

Fire Protection

- Acquire Church Avenue replacement station site.

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Water Service Extensions as Needed:

- Extend service on Annadale Avenue.

- Expand street lighting system.

- Construct Jensen Avenue access road.

-35-

COMBINED PUBLIC AND PRIVATE EFFORT

- Provide service to new subdivisions.

- Extend service on Orange Avenue.

- Extend service on North Avenue east of East Avenue.

- Extend service on Dorothy Avenue.

- Widen East Avenue.

- Install traffic signals, as warranted.

- Widen Orange Avenue.

- Install sidewalks.

- Construct Jensen Avenue median islands.

- Widen Cherry Avenue.

- Develop new local streets through subdivision activity.

PHASE II:

Public Facilities Element

Circulation Element

Phase II deals with the private expenditures the industrial developerand/or subdivider will make in order to develop his property, plusthose additional public expenditures which the City will need tomake to maintain public safety or to assist industrial growth inthe North Avenue Industrial Triangle.

~ ··;~:t.

~Ilrn:rn ;;OT ; tV?¥#' I g Iii. a,lIJ

IIIIIIIIIIIIIII

- Install city water pump stations.

Sewer Service Extensions as Needed:

- Extend service on Orange Avenue.

•••••

- Extend service on Dorothy Avenue.

Flood Control:

- Excavate Drainage Basin LL.

- Install storm drain lines throughout District LL.

- Install curbs and gutters on west side of Cherry Avenue forsurface drainage flow to District KK.

Install storm drain line on Annadale Avenue in coordinationwith development of Drainage Basin KK.

- Provide temporary on-site drainage facilities if and whenneeded.

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are

IIIIIIIIIIIIIIIIIIIIIII

-36-

Protective Services Element

Fire Protection

- Construct Cherry Avenue Station.

- Institute the North Avenue Industrial Triangle sprinklerdistrict.

- Equip and man a second company at the Cherry Avenue station.

Police Protection

- Institute the North Avenue Industrial Triangle policeprotective district.

PHASE III: FUTURE ACTIONS

Phase III deals with preplanning the installation of necessaryfacilities upon such time as the unincorporated portions of theNorth Avenue Industrial Triangle are annexed to the City anddeveloped.

Land Use Element

- Rezone those properties annexed to the City of Fresno zonedother than M-3 to M-3.

Circulation Element

- Construct Freeway 41.

- Widen North Avenue.

- Improve Orange Avenue south of North Avenue.

- Improve East Avenue south of North Avenue.

- Improve Cherry Avenue south of North Avenue.

- Improve Parkway Drive.

Install street lights upon annexation of properties southof North Avenue.

Public Facilities Element

Water Service

- Extend water service south of North Avenue as properties areannexed, or as industrial demand warrants.

- Interconnect extended water services with balance of citywater system.

Sewer Service

- Construct a lO-inch parallel sewer for existing residentialservice along side the North Avenue 60-inch trunk line.

Extend sewer service soJth of North Avenue as propertiesannexed, or as industrial demand warrants.

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11

I

II

IIIIIIIIIIIII

-37-

Flood Control

- Acquire and excavate Drainage Basins AW-l and AW-2.

- Install drain lines in District AW.

Eliminate temporary on-site drainage facilities inDistricts KK, LL, and AW.

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